Land and Property Auction Thursday 20 June 2019 At 1.00pm Diss Auction Rooms Roydon Road Diss IP22 4LN
Printed and online catalogue This catalogue contains details about properties being sold at auction. Those details are subject to change up to and including the day of the auction. Please check our website regularly at www.twgaze.co.uk and look out for any additional materials available on the day of the auction, in order to stay fully informed with the up to date information. Registration Buyers will be required to register before bidding. Photographic identification will be required (e.g. passport or modern driving licence) plus a current utility bill (within the last three months) for the successful bidder and any additional person to be named on the contract. In addition to this we will undertake an electronic verification search on all successful bidders. If the buyer’s details are different from the successful bidder’s then proof of identity for both the buyer and the bidder will be required. Sales particulars Any plans, photographs, areas or schedules within the catalogue, whilst prepared as carefully as possible are for guidance only, are not necessarily to scale, and do not form part of any contract. Although they are believed to be correct, their accuracy cannot be guaranteed. Neither the vendors nor the agents nor any person in their employ, give, or are entitled to give any representation or warranty in relation to the properties or any part thereof. Wayleaves, easements and rights of way The land is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, electricity supply and other rights, easements, quasi-easements and all wayleaves whether referred to or not in these particulars. Timber, sporting and minerals all are included within the sale of the freehold. Guide price An indication of the seller’s current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is unusual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at anytime up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction. Reserve price The seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction. Liability of the bidder The successful bidder will have entered a legally binding contract upon the fall of the auctioneer’s hammer. Before bidding at auction it is advisable to obtain the legal documents and consult a solicitor. The legal pack will set out any clauses, covenants and any liability for additional costs. Deposit Each purchaser will be required to pay a deposit of 10% of the hammer price, subject to a minimum deposit of £2,000. This deposit will only be accepted by Banker’s Draft, Building Society cheque, personal cheque or BACS payment. For payment by BACS please use: TW Gaze Clients Account Sort Code: 20-26-34 Account Number: 60460249 Cash or card payments will not be accepted.
Administration charge An administration charge of £250 + VAT per lot will be payable by the purchasers to the agents upon exchange of contracts. A VAT receipt will be issued the day following the auction. These arrangements will include pre-auction and post-auction purchases. Insurance The successful purchaser of each lot will be responsible for insuring the property from the fall of the hammer. Bidding Each property will be offered individually by the auctioneer. It is the responsibility of the prospective purchaser to ensure that their bid is clearly seen. The auctioneer will end each sale by offering the property three times at the highest bid and upon the fall of the hammer no further bids will be accepted. The vendor reserves the right for TW Gaze to bid on their behalf up to the reserve. Sales prior to auction The vendor reserves the right to accept an offer on a property made prior to auction. If you are intending to bid at auction for a specific lot we recommend that you speak to the agents’ office to ensure that the property is still available. Neither TW Gaze nor its client will be responsible for any losses or abortive costs incurred by prospective purchasers in respect of lots which are either withdrawn or sold prior to auction. Legal documents All legal documents are available for inspection at the appropriate solicitors’ offices and the agents’ offices. Legal packs are also available online at twgaze.co.uk. If purchasers require a pack to be sent out there will be a charge of £20 per pack to cover postage and printing, or alternatively they can be sent free of charge by email. VAT Should any sale of the property, or any rights attached to it, become a chargeable supply for the purposes of VAT, such tax will be payable by the purchaser(s) in addition to the contract price. Attending the auction It is advised that all interested parties or their appointed agents should attend the auction in order to bid. If this is not possible then you may bid by telephone or by authorising the auctioneer to bid on your behalf but in either case this must be done by prior arrangement and written instructions received. Proxy bidding forms are available upon request. Viewings For blocks of land, viewing is during daylight hours with details in hand unless stated otherwise under the lot. For all other property, viewing is strictly by appointment with TW Gaze - telephone Diss 01379 641 341 or Wymondham 01953 423 188. All viewings are undertaken at the viewer’s own risk. Special care should be taken when viewing properties such as barns for conversion and those in need of renovation. Services The services/appliances/central heating and heating system/plumbing and electrical installations have not been tested by the selling agents and the purchaser(s) must satisfy themselves as to the condition and warranty of these items.
An Introduction to TW Gaze TW Gaze was established more than 150 years ago and is renowned for delivering consistent professional advice as well as unrivalled knowledge and experience in all aspects of its business. An independent and dynamic firm, it holds dear to the traditional values upon which it was established, but is also at the forefront of new technology to ensure the best is always delivered. Whether you are an existing client or new to TW Gaze, you can be assured of quality, bespoke advice from people with expertise in their field. The areas this fine old firm cover include residential, rural matters and last, but by no means least, a thriving auction room, which offer sales of over 2,000 lots every Friday and 22 specialist Saturday sales throughout the year. TW Gaze is a firm which has grown from its rural roots to a multidiscipline business, with excellence as its benchmark and offering The Complete Service. The Auction Team Land and property auctions have been an important part of TW Gaze’s business since it was founded in 1857. For many years selling by auction was considered almost the only way to sell, but has now become a more specialised, niche market. As economic conditions have become more challenging, vendors need as much as possible in their favour to ensure they achieve a successful sale. The auction process is often the best way of achieving this, as it is both transparent and cost effective, and may well be the best way to achieve the optimum result for your property. The lots offered are varied, including renovation projects, building plots, barns for conversion, agricultural land and amenity land. This diversity attracts a broad range of buyers to the auctions including builders, developers, private buyers and farmers. TW Gaze acts for a wide range of clients, including law firms, banks, executors, companies and private individuals, selling residential and rural properties. Recognised as leading specialists in auctions, they are determined to achieve the best results for their clients. The dedicated auction rooms in Diss town centre provide the only forum of its kind along the Norfolk/Suffolk border. The property auctions are held at least three times a year and TW Gaze is constantly searching for interesting residential and rural properties for inclusion in their sales. Rowena Youngson or Mike Sarson will be pleased to provide a valuation and advice on the suitability of your property for auction. Smaller land parcels of less than 50 acres are ever popular in our land and property auctions and if you have anything suitable please contact Jenna Goodall Browne or Simon Kirk who will advise you accordingly.
Michael Sarson MRICS MNAEA Director
Edward Baskerville MRICS FAAV Director
Diss Office: 01379 641 341
Rachael Hipperson MRICS FAAV FALA Director
Jenna Goodall Browne Rowena Youngson MNAEA MRICS FAAV Senior Valuer Associate
Wymondham Office: 01953 423 188
Simon Kirk BSc (Hons) MSc (Hons) Valuer
prop@twgaze.co.uk
Lot 1
Broad Green Cottage, Pettaugh Road, Stonham Aspal, Stowmarket, Suffolk IP14 6AT
Attractive 1940s house in need of modernisation. Generous plot size of 0.42ac. Attractive established setting.
Location: The village of Stonham Aspal lies about 5 miles east of the town of Stowmarket, which has a mainline train station with frequent trains to London Liverpool Street. In addition, the town offers a good range of shops, supermarkets, schooling to sixth form level, a cinema and a leisure complex. The village of Stonham Aspal has a primary school and is home to Stonham Barns, a shopping village and holiday park. The Property: Built in the 1940s this charming cottage has been well maintained over the years and benefits from UPVC windows but is now due for a full scheme of refurbishment. There is ample scope to extend the property to create a large family home. Outside: Broad Green Cottage is approached from the road via a driveway which leads up to a garage. The gardens are mature and attractively set out, comprising a number of shrub beds, specimen trees, a vegetable plot and summerhouse. The cottage is well screened from the road and to each side and there is a post and rail fence to the rear south boundary. Overall the plot amounts to 0.169ha (0.42ac). Agents Note: Outline planning was granted in 2017 (Ref: DC/17/04723) for 10 dwellings to be built on the neighbouring meadow land to the south of the cottage. Services: Mains water and electricity are connected to the property. A new sewage treatment plant was installed earlier this year. Oil fired central heating. Directions: From Diss, approaching from the A140, turn left and proceed into the village of Stonham Aspal. The driveway to Broad Green Cottage will be found on the right hand side, immediately before the right hand turn for Stonham Barns. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Ref: 17912/REY
Guide Price ÂŁ200,000 - ÂŁ250,000
For illustrative purposes only. NOT TO SCALE. This plan is the copyright of TW Gaze and may not be altered, photographed, copied or reproduced without written consent.
Solicitor: Mr T Walker Jackamans, Park House, Mere Street, Diss, Norfolk IP22 4JY Tel: 01379 643 555
Lot 2
Spaniel Cottage, Bridge Road, Bunwell, Norwich, Norfolk NR16 1SX
Guide Price ÂŁ90,000 - ÂŁ110,000 2/3 bed semi detached cottage in rural location within 0.10ac. Needs general updating.
Location: The cottage stands in a lovely location overlooking fields in a very quiet area tucked away in the rolling Norfolk countryside. Whilst having this rural aspect, the cottage is very well placed for access to wider facilities: the village shop is around 3 miles away and is very well stocked, the fine cathedral city of Norwich is just 14 miles away and the lovely old town of Wymondham is only 7 miles. The Property: Spaniel Cottage is the end terrace of just four properties with a southerly aspect over its garden, fields and onto woodland. The cottage has been in the same family for many years and now requires and overall scheme of updating and possibly extensions as has been undertaken to the cottage on the far end. Once completed this property has the potential to be a very desirable cottage. Outside: There is garden to both front and rear with the majority being on the south side. To the rear is a driveway serving the four properties and to one side there are newly created parking spaces and to the other the rear garden. To the front there is a good depth of garden which is laid to grass. It will be the responsibility of the new owner to erect a fence at the front. The adjacent cottage has a pedestrian right of access over part of the front garden. Additional Land: negotiation.
Further land to the north may be available by separate
Services: Mains water and electricity are connected to the property. Drainage to a newly installed shared private drainage system with shared maintenance charge. Directions: From Diss heading out through Winfarthing and into New Buckenham. Follow the road (B1113) into Bunwell and just before the village hall turn right into Wood Lane. At the junction bear left and remain on this road around a series of sharp bends for 1.1 miles. Turn right into Bridge Road and the cottage is just a little way down on the right. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Ref: 17903/MS
Solicitor: Mr C Wright Spire Solicitors, The Pines, Connaught Road, Attleborough, Norfolk NR17 2BP Tel: 01953 453 143
Lot 3
Forge Barn, Bridge Road, Bunwell, Norwich, Norfolk NR16 1SX
Guide Price £80,000 - £100,000 Terraced barn for conversion. Full Planning. Quiet location. 2 bedrooms / 2 shower rooms. Space to extend.
Location: The barn stands in a lovely location overlooking fields in a very quiet area tucked away in the rolling Norfolk countryside. Whilst having this rural aspect, the barn is very well placed for access to wider facilities: the village shop is around 3 miles away and is very well stocked, the fine cathedral city of Norwich is just 14 miles away and the lovely old town of Wymondham is only 7 miles. The Property: The barn has full planning consent for conversion passed by South Norfolk Council under planning reference 2018/2461 dated 21 February 2019 to create a dwelling with a gross internal floor area of 71m² (764ft²) with two bedrooms, two shower rooms, living room, and kitchen. Outside: There is garden to both front and rear with the majority being on the south side. To the rear is a driveway serving the four properties and to one side there are newly created parking spaces and to the other the rear garden. To the front there is a good depth of garden which is laid to grass. Community Infrastructure Levy (CIL): The CIL has already been paid by the owner based on the current scheme. Services: Mains water and electricity are available within the vicinity. A newly installed shared private drainage system is available for the purchaser to connect into with shared annual maintenance charge. Additional Land: negotiation.
Further land to the north may be available by separate
Directions: From Diss heading out through Winfarthing and into New Buckenham. Follow the road (B1113) into Bunwell and just before the village hall turn right into Wood Lane. At the junction bear left and remain on this road around a series of sharp bends for 1.1 miles. Turn right into Bridge Road and the barn is just a little way down on the right within the terrace of cottages. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Ref: 17904/MS
Solicitor: Mr C Wright Spire Solicitors, The Pines, Connaught Road, Attleborough, Norfolk NR17 2BP Tel: 01953 453 143
Lot 4
Marsh Land at Costessey, Norfolk
9.514ha (23.51ac) Marshes with Fishing Rights on the River Wensum.
The Land: A fantastic opportunity to acquire a parcel of marshes and woodland in a quiet countryside location close to the city with 750m of full Fishing Rights to the River Wensum. The land extends to 9.514ha (23.51ac) (edged in red on the plan). A wildlife haven with a mix of grassland, reed beds, woodland, scrub, interior dykes, and ponds. A wide variety of birds can be seen as well as Red, Fallow and Muntjac Deer. The land is within a Higher Level Stewardship agreement which the purchaser will be expected to continue. The land was fenced under the scheme in 2015. 8 BPS entitlements are included in the sale of the land should the purchaser require them, the 2019 claim payment will be retained by the seller. Income from HLS and BPS payments for this land is approximately £3,500pa. Full shooting and timber rights are in hand and included with the sale. A 50% uplift clause for residential development and full mineral rights have been reserved by a previous owner. Please see legal pack for more information. Directions: At the Long Water Industrial Estate and Norfolk Showground exit off the A47, take the roundabout right towards Long Water and take the second exit on the Next Retail roundabout signposted A1074 New Costessey. Take the first left hand turn at the traffic lights onto Long Water Lane and then turn right at the T-Junction towards Costessey and go straight over the mini-roundabout onto The Street continuing through the village. After approximately half a mile, turn right onto Folgate Lane and shortly after on the bend turn left (straight on) onto St Edmunds Close and continue straight onto a dirt track signposted Public Bridleway. Follow the farm track for approximately half a mile (following a left hand bend), and cross over the Marriotts Way cycle path and the land can be found at the end of the track advertised by a TW Gaze For Sale board attached to a red metal gate. 4x4 access is required, the track is bumpy in places so please drive carefully. Agents Note: There are cattle currently on the land so do take care, they will be removed following the sale of the land. Freehold Agent’s Contact: Diss Office Tel: 01379 651 931
Ref: 17819/JMGB
Guide Price £70,000 - £80,000
Marriotts Way
Solicitor: Ms T Warnes Attwells Solicitors LLP, Sun Buildings, 35-37 Princes Street, Ipswich, Suffolk IP1 1PU Tel: 01473 229 857
Lot 5
1 Lodge Cottage, Winfarthing, Diss, Norfolk IP22 2EN
Guide Price £100,000 - £130,000 Semi-detached cottage. 3 bedrooms. Enclosed garden. Domestic outbuilding. Needs updating.
Location: This semi-detached cottage is in a rural location away from the village within a small cluster of properties. There are rural views across farmland and woodland. The village pub (The Fighting Cocks) is within walking distance being just 700m away and the primary school just a little further. The bustling market town of Diss is only 4 miles to the south and offers a good range of local and national shops, schooling to sixth form level, sporting and social amenities, and has a mainline rail service to London Liverpool Street in around 90 minutes. The cathedral city of Norwich is 18 miles to north, Wymondham 11 miles and Attleborough 8 miles. The Property: The cottage has been let out for many years and whilst having been maintained over this time, it is fair to say that a general scheme of updating to fixtures and fittings would now be beneficial. It is an attractive property which was probably built in the late 1800’s and has a mellow red brick façade beneath a pantiled roof. Windows have been replaced with UPVC double glazed units in a cottage style. Outside: The cottage is set within immediate grounds of 0.034ha (0.08ac) which are grassed with various flower borders and an enclosed flint walled yard area with domestic buildings at the rear. The property does not currently have off road parking. Services: Mains water and electricity are connected to the property. Drainage to a shared private drainage system. Oil fired boiler providing heating to radiators and domestic hot water. Directions: From Diss heading out along Shelfanger Road, through Shelfanger and into Winfarthing. Just after the public house turn right into Hall Road and continue for approximately 500m where the cottage is on the left. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Ref: 17913/MS
Solicitor: Mr B Jerome Gudgeons Prentice, 2 Market Place, Buttermarket, Stowmarket, Suffolk IP14 1ED Tel: 01449 613 101
Lot 6
Nissen Huts at The Street, Fersfield, Diss, Norfolk IP22 2BL
Guide Price £120,000 - £150,000 2 Nissen Huts with consent for conversion into one dwelling. Site extending to 0.284ha (0.70ac).
Property: A site extending to 0.284ha (0.70ac) on which are located a number of outbuildings constructed as accommodation during WW2 in connection with nearby Fersfield Airfield. These buildings are noted as being of historical importance and two have been granted permission for conversion into a single dwelling under planning reference 2018/2233. There will be a covenant on the property restricting use to a single dwelling. Right of access will be granted, together with permission to construct a suitable access and visibility splay, over the area shaded brown on the plan. Within three months of completion the purchaser must erect a fence around the southern and western boundaries to a minimum post and wire standard. Services: Electricity is on site (but not connected) and mains water is available in the adjacent public highway. Directions: From Diss head west on the A1066 towards Thetford. Continue through and out of Roydon village. After approximately 5 miles turn right onto Fersfield Road, continue through Fersfield village onto The Street, and the property will be found on the left-hand side opposite Wood Lane. Freehold
Agent’s Contact: Wymondham Office Tel: 01953 423 188
Ref:17948/REH
Solicitor: Mrs F Judkins Steeles Law, 3 St Nicholas Street, Diss, Norfolk IP22 4LB Tel: 01379 652 141
Lot 7
The Firs, 3 Blackmill Lane, Great Moulton, Norwich, Norfolk NR15 2DZ
Guide Price £100,000 - £130,000 2 bedroom timber framed single storey property. Set in 0.15ac. 1,052 sqft of living space. Private garden. Garage.
Location: Tucked away down a narrow lane on the edge of this small village, The Firs has a great deal of privacy. The lane ends at the rail line and whilst this is clearly heard, it is certainly not a visual intrusion. The village is only 3 miles or so south of Long Stratton which has an excellent range of facilities and around 12 miles from Norwich. Diss with its mainline rail station on the Norwich to London Liverpool Street line is just 6 miles or so to the south. The Property: The Firs is an unusual single storey dwelling which is believed to have been built in the 1930’s. It has the feeling of a lodge house at the entrance to an estate and has timber work exposed in the main living room which gives it a cottage look. It has been quite well looked after over the years with modern double glazed windows, modern kitchen and bathroom and just having been redecorated internally. The property is believed to be of timber framed construction with a rendered outer wall beneath a slate style roof which contains an asbestos element. Outside: The property is set back from the road with garden and a parking area at the side leading up to the side garage. The main garden is to the rear and laid to grass with mature shrubs, covered pond, domestic outbuilding and affording great privacy. Overall the property is set within 0.061ha (0.15ac). Services: Mains water and electricity are connected to the property. Drainage to a private drainage system. Oil fired boiler providing heating to radiators and domestic hot water. Directions: From Diss heading north on the A140 towards Norwich. At the Pulham roundabout turn left. Follow the road to the rail crossing, go straight over and then first right. Blackmill Lane is a few hundred yards on the right and The Firs is on the left. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Ref: 17923/MS
Solicitor: Mr F Chenery Francis F Chenery, Norfolk House Courtyard, St Nicholas Street, Diss, Norfolk IP22 4LB Tel: 01379 644 055
Viewing Arrangements from Wednesday 22 May to Wednesday 19 June
LOT 1
Broad Green Cottage, Stonham Aspal
10.00am - 11.00am Wednesdays and Saturdays
LOT 2
Spaniel Cottage, Bunwell
1.30pm - 2.30pm Wednesdays and Saturdays
LOT 3
Forge Barn, Bunwell
1.30pm – 2.30pm Wednesdays and Saturdays
LOT 4
Land at Costessey
During daylight hours with particulars in hand
LOT 5
1 Lodge Cottage, Winfarthing
12.00pm – 1.00pm Wednesdays and Saturdays
LOT 6
Nissen Huts, Fersfield
10.00am – 11.00am Wednesdays and Saturdays
LOT 7
The Firs, Great Moulton
12.00pm – 1.00pm Wednesdays and Saturdays
Farm Machinery Auction
Wednesday 19 June 2019 Cross Green Farm, Thelnetham, Suffolk IP22 1JW Further quality entries invited.
On view: Tuesday 18 June 2-5pm and from 8am on the morning of sale
Contact: Simon Kirk
10 Market Hill, Diss, Norfolk IP22 4WJ 01379 651 931
twgaze.co.uk
Residential Sales Residential Lettings Land & Property Auctions Rural Business Auction Rooms
Diss Office 10 Market Hill Diss, Norfolk IP22 4WJ
Wymondham Office 33 Market Street Wymondham, Norfolk NR18 0AJ
Diss Auction Rooms Roydon Road Diss, Norfolk IP22 4LN
01379 641 341
01953 423 188
01379 650 306
www.twgaze.co.uk
TWG (1857) Ltd trading as TW Gaze. Registered in England and Wales. Registration Number 08965732. A list of Directors is available for inspection at the Registered Office: 10 Market Hill, Diss, Norfolk IP22 4WJ. Regulated by RICS.